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Home My WebLink AboutItem #1 Legacy ParkCommunity Services Department Development Services Division 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us LEGACY PARK PRELIMINARY PLAT REQUEST - STAFF REPORT CITY OF CHUBBUCK LAND USE AND DEVELOPMENT COMMISSION SPECIAL MEETING ON MARCH 1, 2022 STAFF FINDINGS SUMMARIZED After reviewing the proposed Legacy Park preliminary plat, Staff finds that it appears to meet the code requirements with the following comments:  Secondary irrigation facilities will be required to be designed and constructed in accordance with section 16.12.230 of city code, which will require a pump station. The applicant proposed to construct dry pressure irrigation lines within the development and would like to postpone the pump station to a future phase. Staff is supportive of the request provided the applicant provides a complete pump station design and provides a financial guarantee for the preliminary plats portion of the system improvements.  A street access permit from Idaho Transportation Department for Briscoe Road access to Yellowstone Ave. is required and may need a Traffic Impact Analysis completed as part of that permit. Staff recommends approval conditional upon the street access permit to be completed prior to submission of final plat. FACTS REQUEST: The applicant proposes an 11 lot Preliminary Plat for 11 commercial building lots in the Legacy Park subdivision. It includes extending and improving Briscoe Road east of Yellowstone Ave. BACKGROUND: This is the 1st division of the Legacy Park subdivision. TYPE OF COMMISSION ACTION: Quasi-Judicial (Subject to appeal; decisions must be supported by the evidence and by applying law to the facts; decisions shall be based on the standards for approval). Recommendation/approval of this preliminary plat shall be whether it meets the requirements of the City of Chubbuck ordinance and State of Idaho statutes. The Commission may recommend approval with or without conditions, may table a decision, or may recommend denial of the application. 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us OWNER: G. Brandon Ratliff 4902 Burley Dr., Suite 9 Chubbuck, ID 83202 PROFESSIONAL SERVICES: Knudsen Engineering 1070 Hiline Road Pocatello, ID 83202 LOCATION: NE ¼ of Section 3, Township 6 South, Range 34 East, of the Boise Meridian, north of the Shiozawa property, south of New Day Parkway, between Yellowstone Avenue and the Union Pacific Railroad tracks. SITE CHARACTERISTICS & ZONING: CURRENT ZONING: General Commercial (C-2 CURRENT LAND USE: agriculture PROJECT SIZE: ±12.61 acres VIEWS: Generally visible from the north and west TOPOGRAPHY: Generally flat EXISTING STRUCTURES: None RECENT TRAFFIC COUNTS: 2019: Yellowstone Ave. at Parklawn Ave, 11,953/day 2021: Yellowstone Ave. at New Day Prkwy, 10,492/day SURROUNDING LAND USES AND ZONING NORTH: Vacant; General Commercial (C-2) zone EAST: Vacant; Dense Residential (R-4) zone and General Commercial (C-2) zone SOUTH: Multi-Family Residential / Public Park; Dense Residential (R-4) zone WEST: Residential; General Commercial (C-2) zone SERVICES: ACCESS STREET: Current access from Yellowstone Avenue FIRE/EMS PROTECTION: City of Chubbuck Fire Department SANITARY SEWER: City of Chubbuck Sewer Utility Department CULINARY WATER: City of Chubbuck Water Utility Department PROCEDURES: 1. In accordance with City Code 17.12.030-050 and Resolution 2020-03, a complete petition and fees for a preliminary plat were filed with the City and which contained the appropriate documents and waiver requests pursuant to 17.12.040. 2. In accordance with City Code 17.12.100, the application is scheduled to be heard at the February 8, 2022 Regular Meeting of the Land Use and Development Commission. 3. In accordance with City Code 17.12.080, notice were provided as follows: a. Notices posted on the subject property. b. Notices provided to City departments, other government agencies, and affected public utility providers. APPLICABLE LAWS AND PLANS: 1. Idaho Code a. §50-13, Plats and Vacations b. §67-6513, Subdivision Ordinance 2. Chubbuck Comprehensive Plan (as amended) 3. Chubbuck City Code a. Title 16, Land Improvement Standards b. Title 17, Land Development 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us c. Title 18, Land Use PUBLIC COMMENTS: 1. No written comments were received as of this report. 1. Does the Preliminary Plat comply with applicable laws and ordinances? CITY CODE TITLE 17- LAND DEVELOPMENT Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments X 17.12.030, 17.12.050 Copies to be Submitted, Notice and Fee Staff Comments The applicant has completed the requirements of these sections. X Department Comments Public Works: The department has reviewed the applicant’s proposal for compliance. Concerns have been addressed by the applicant. X Department Comments Maintenance / Operations: The department has reviewed the applicant’s proposal for compliance. Concerns have been addressed by the applicant. X Department Comments Fire Department: No comments received. X Department Comments Police Department: No concerns. CITY CODE TITLE 17 – PRELIMINARY PLAT STANDARDS Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments X 17.12.150 Form of Presentation Staff Comments Applicant has provided all information required of this section. X 17.12.160 Identification and Descriptive Data Staff Comments Applicant has provided all information required of this section. X 17.12.170 Existing Conditions Data Staff Comments Applicant has provided a preliminary plat showing existing contours, locations of existing water and sewer systems, street names and rights-of-way. X 17.12.180 Proposed Conditions Data Staff Comments Applicant has provided a preliminary plat showing proposed conditions including lot dimensions, and street layout. X 17.12.190 Proposed Utility Methods Staff Comments Water and sewer will be extended into the development, applicant has provided service locations shown on the preliminary plat. 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us CITY CODE TITLE 18- LAND USE Compliant Standards and Staff Comments Yes No N/A City Code City Standard and Staff Comments X 18.08.042A Height and area Regulations Staff Comments This is proposed in the C-2 zone and is limited to 70 ft high and no minimum lot size. X 18.08.044 Lot Width to depth ratio Staff Comments This is proposed in the C-2 zone, maximum ratio is 1:5. PUBLIC IMPROVEMENT REQUIREMENTS Improvement Description Water Water mainlines with services will need to be constructed and connected to existing water mainlines. Sewer Sewer mainlines with services will be constructed and connected to existing sewer mainlines. Streets Right-of-way will need to be dedicated and the streets will need to be constructed per 16.12.020C and in accordance with the comprehensive plan. Storm Drainage Storm water from the street will be retained in designated drainage swales, while storm water from the lots will be required to be retained on site. Pressurized Secondary Irrigation Secondary irrigation facilities will need to be designed and constructed in accordance with section 16.12.230 of city code. Applicant is requesting to construct dry irrigation lines within the development and defer the irrigation pump station to a future phase. Staff is supportive of the request provided the applicant provides a preliminary pump station design and provides a financial guarantee for the preliminary plats portion of the system improvements. Parks Park impact fees will not be required this commercial development. OTHER AGENCY COMMENTS AND REQUIREMENTS Agency Comment BTPO Comments addressed by applicant. Bureau of Indian Affairs No comment received. Cable One No comment received. Century Link No comment received. Direct Communications No comment received. ID Fish and Game No comment received. ID Transportation Comments addressed by applicant. Idaho Power No comment received. Intermountain Gas No comment received. School District 25 No comment received. SE Idaho Public Health No comment received. US Postal Service No comment received. 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us EXAMPLE MOTIONS APPROVAL: Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code 17.12.100, and having found that those criteria for approving a preliminary plat request are satisfied, I move to recommend approval of the preliminary plat as described in the application materials to the City Council with the following conditions and waiver recommendations: 1. (if found necessary by LUDC). APPROVAL (NO CONDITIONS): Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code 17.12.100, and having found that those criteria for approving a preliminary plat request are satisfied, I move to recommend approval of the preliminary plat as described in the application materials. DENIAL: Having reviewed the petition materials, staff report, and all testimony presented before and by the City in this hearing as part of the record against criteria established by City Code 17.12.100, and having found that those criteria for approving a preliminary plat request are not satisfied, I move to recommend denial of the preliminary plat request as described in the application materials. I find that the petition fails to comply with… [CITE SPECIFIC STANDARD WHICH IS NOT MET AND DESCRIBE WHY IT WAS NOT MET]. SPECIAL CONSIDERATIONS FROM IDAHO CODE:  I.C. 67-6513: Denial of a subdivision permit or approval of a subdivision permit with conditions unacceptable to the landowner may be subject to the regulatory taking analysis provided for by section 67-8003, Idaho Code, consistent with the requirements established thereby. REPORT: Sean Harris, Development services Manager sharris@cityofchubbuck.us (208) 237-2430 ext. 108 Staff comments in this report are based solely upon evidence available at the time of the report. Additional information may be brought to light at or before the hearing. DATE: February 10, 2022 EXHIBITS 1. Reference Map 2. Application for Preliminary Plat 3. Plat 4. Narrative for Preliminary Plat 5. Maps a. Future Land Use 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us b. Current Zoning 6. Evidence of Notice a. Site Postings b. Agency notices on file w/staff 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us Exhibit 1: Reference Map – Legacy Park 4463 4462 4463 4463 4462 1 1.77 AC. 2 0.92 AC. 6 0.92 AC. 3 0.93 AC. 3 0.89 AC. 5 0.92 AC. 4 0.91 AC. 1 0.92 AC. 4 0.48 AC. 5 0.84 AC. 2 0.48 AC. W W W SSSSSS S S W W W W W SS S W W S I I I I I I I I I I W I 250.6'N 89°37'05" E183.0'N 89°37'05" E124.4'254.7'303.8'N 89°38'42" E182.9'115.2' 115.3' C 2223.1'C3 C4 147.0'S 55°30'02" E111.2'132.2'226.8'162.7'N 89°32'36" W170.66'158.4' S 89°37'05" W 26.00'226.8'158.4'N 89°37'05" E252.8'C1128.4'N 89°37'05" E253.0'223.0'158.4'N 89°37'05" E252.9'158.4'252.8'158.4' 161.8' 155.0'S 89°37'05" W252.8'252.8'158.4' 33.0'S 89°37'05" W 555.6'512.6'76.0'75.4'574.9' 33.0' S 0°22'55" E 471.81' N 0°22'55" W 228.68' S 0°27'24" W 386.82'N 89°36'40" W 379.29'N 0°22'55" W 1087.50'S 89°36'35" E 581.61'CURVE TABLE # C1 C2 C3 C4 RADIUS 30.00' 30.00' 110.00' 110.00' ARC LENGTH 47.14' 47.11' 90.40' 90.40' DELTA ANGLE 90°01'37" 89°58'23" 47°05'03" 47°05'03" TANGENT 30.01' 29.99' 47.93' 47.93' CHORD DIRECTION N 45°22'06" W N 44°37'54" E S 23°09'37" W S 23°09'37" W CHORD LENGTH 42.44' 42.42' 87.87' 87.87' ENGINEERING LEGACY PARK DIV 1 PRE-PLAT.DWG DRAFTER JOEL P. DIXON JOEL P. DIXON SHEET INFORMATION 2021020 TYSON L. KNUDSEN DESIGNER REVIEWER PROJECT # DRAWING DATE CREATED LAST REVISED NOVEMBER 2021 JANUARY 31, 2022 FILEPATH DEVELOPER INFORMATION CONTACT BRANDON RATLIFF 4902 BURLEY DRIVE, SUITE 9, CHUBBUCK, IDAHO 83202 208-221-4962 NAME PHONE # ADDRESS ADDRESS 1070 HILINE RD, STE 325, POCATELLO, IDAHO 83201 PHONE 208-417-0522REEN IGNELANOISSEFORPTSIGER STA T E ID AHODE RE 14952 T Y SON L . K N U D S E NOF 0 SCALE: 1" = 40'80' 40' PRELIMINARY PLAT FOR: LEGACY PARK LOCATED IN THE NORTH 1/2 OF THE NORTHEAST 1/4 OF SECTION 3, TOWNSHIP 6 SOUTH, RANGE 34 EAST, B.M., CITY OF CHUBBUCK, BANNOCK COUNTY, IDAHO PRELIMINARY PLAT FOR: LEGACY PARK LOCATED IN THE NORTH 1/2 OF THE NORTHEAST 1/4 OF SECTION 3, TOWNSHIP 6 SOUTH, RANGE 34 EAST, B.M., CITY OF CHUBBUCK, BANNOCK COUNTY, IDAHO PRELIMINARYSPUD BUDDIES LLCDEED # 20704501-2-3BRISCOE ROADSHARED ACCESS SHARED ACCESS YELLOWSTONE AVENUE BLOCK 2 BLOCK 1 FUTURE DEVELOPMENT (C-2 ZONE)MATHEW SHIOZAWADEED # 21213896-7BASIS OF BEARING BASED ON THE CITY OF CHUBBUCK GRID COORDINATE SYSTEM NOTES 1.DEVELOPMENT INFORMATION EXISTING ZONING: COMMERCIAL GENERAL (C-2) TOTAL DEVELOPMENT AREA: 12.61 ACRES R-O-W AREA: 2.63 ACRES COMMERCIAL LOTS: 11 PROPOSED MIN./AVG. LOT SIZE (COMMERCIAL): 0.48/0.91 ACRES 2.UTILITIES WATER: CITY OF CHUBBUCK SEWER: CITY OF CHUBBUCK IRRIGATION: FORT HALL IRRIGATION VIA PRESSURIZED IRRIGATION. PUMPING STATION TO BE DESIGNED IN A FUTURE PHASE. WHICH WILL CONNECT INTO THE MAINLINES AND SERVICES BUILT IN THIS PHASE. STORM: ROADSIDE SWALES JOINT TRENCH: POWER, TELEPHONE, GAS, FIBER, ECT. WILL BE PROVIDED WITHIN THE DEVELOPMENT AS AVAILABLE (VARIOUS PROVIDERS.) 3.PUBLIC UTILITY & ACCESS EASEMENTS ARE 15 FEET WIDE, UNLESS OTHERWISE NOTED. 4.LOT RESTRICTIONS: A) LOTS 1 & 6, BLOCK 2 AND LOTS 3 & 5, BLOCK 1 ARE RESTRICTED FROM HAVING ACCESS OFF OF BRISCOE RD. B) LOTS 1-3, BLOCK 1 AND LOTS 1-3 BLOCK 2 ARE RESTRICTED FROM HAVING ACCESS OFF OF YELLOWSTONE AVE. 5.THIS POWER POLE WILL BE RELOCATED BY IDAHO POWER IN A SEPARATE WORK ORDER FROM OTHER JOINT TRENCH ACTIVITIES AND IS ALREADY IN PROCESS. 6.FORT HALL IRRIGATION PROJECT HAS A 40-FOOT WIDE RIGHT-OF-WAY FOR THE TYHEE WASTEWAY CANAL. NO MODIFICATIONS OR ENCROACHMENT WITHIN THE LIMITS OF THE UNITED STATES RIGHT OF WAY FOR TYHEE WASTEWAY CANAL WILL BE ALLOWED WITHOUT PRIOR WRITTEN APPROVAL BY THE BUREAU OF INDIAN AFFAIRS. TEMPORARY FIRE TURNAROUND (SEE NOTE 8) SEE NOTE 4(R) VICINITY MAP PROJECT LOCATION INTERSTATE 15YELLOWSTONE AVEHILINE ROADSIPHON ROAD BRISCOE ROAD NEW DAY PARKWAYUNION PACIFIC RAILROADUNION PACIFIC RAILROADYELLOWSTONE AVEINTERSTATE 15NORTHGATE INTERCHANGE 3 34 354 334S 89°36'44" E 2,650.75'S 00°22'55" E420.81'SPUD BUDDIES LLCDEED # 20704501-2-3SEE NOTE 4(R)SEE NOTE 4(R) SEE NOTE 4(R) SEE NOTE 4(R)SEE NOTE 4(R) SEE NOTE 4(R) SEE NOTE 4(R) FUTURE DEVELOPMENT (R-4 ZONE) DAYL I G H T @ 3 : 1 DAYLIG H T @ 3 : 1 DAYLIG H T @ 3 : 1 DAYL I G H T @ 3 : 1 2% CROWN 66' 15' EASEMENT 15' EASEMENT 24' 1' 24'9' P L/C L/P L/ 66' ROW STREET SECTION TYPICAL SECTION (NOT TO SCALE) DRAINAGE SWALE 5' SIDEWALKRIBBON CURB 2% CROWN LEGEND (SYMBOLS) SECTION CORNER AS NOTED 1/4 CORNER AS NOTED 1/16 CORNER AS NOTED PROPOSED / EXISTING FIRE HYDRANT PROPOSED / EXISTING WATER METER PROPOSED / EXISTING WATER VALVE PROPOSED WATER / SEWER SERVICE STUB PROPOSED / EXISTING SEWER MANHOLE EXISTING UTILITY POLE 5 87 6 7 6 LEGEND (LINETYPES) BOUNDARY LINE PROPOSED LOT LINE PROPOSED PUBLIC UTILITY & ACCESS EASEMENT EXISTING PROPERTY LINE EXISTING SECTION LINE WATER SEWER STORM W S TEMPORARY FIRE TURNAROUND (SEE NOTE 8) TEMPORARY FIRE TURNAROUND (SEE NOTE 8) TEMPORARY UTILITY EASEMENT (SEE NOTE 9) VINYL FENCE (SEE NOTE 11) VINYL FENCE (SEE NOTE 11) 15' PUBLIC UTILITY & ACCESS EASEMENT 55' PUBLIC UTILITY & ACCESS EASEMENT 60' PUBLIC UTILITY & ACCESS EASEMENT 15' PUBLIC UTILITY & ACCESS EASEMENT EX. 40' FORT HALL IRRIGATION EASEMENT (SEE NOTES 6 &7) 25' EX. SANITARY SEWER EASEMENT 24' R30' R30'R30' R30' CANAL CULVERT (SEE NOTE 12) POWER POLE RELOCATION (SEE NOTE 5) NOTES (CONTINUED) 7.THE 40 FOOT RIGHT-OF-WAY WILL ALSO SERVE AS A DEDICATED EASEMENT TO THE CITY OF CHUBBUCK FOR ACCESS AND RECREATION CONDITIONAL UPON WRITTEN APPROVAL FROM THE BUREAU OF INDIAN AFFAIRS. 8.A TEMPORARY FIRE TURNAROUND AND EASEMENT (66'x22') SHALL BE PLACED AT THE END OF EACH ROAD AND SHARED ACCESS. THESE EASEMENTS WILL TERMINATE UPON THE EXTENSION OF THE ROAD/ACCESS. 9.A TEMPORARY ACCESS AND MAINTENANCE EASEMENT SHALL BE PLACED TO COVER THE UTILITY STUBS THE CONTINUE PAST THE SUBDIVISION BOUNDARY LINE. THIS EASEMENT WILL AUTOMATICALLY TERMINATE UPON BEING PLACE WITHIN A DEDICATED RIGHT-OF-WAY IN A FUTURE PHASE. 10.THE FINAL EXTENTS OF THE YELLOWSTONE AVENUE RIGHT-OF-WAY HAS NOT BEEN DETERMINED. THE LINES SHOWN IS THE WIDEST POSSIBILITY AS PER ITD AND IS FOR DISPLAY PURPOSES ONLY. THIS LINE IS LIKELY TO CHANGE AND THE FINAL WIDTH WILL BE REPRESENTED IN THE FINAL PLAT BEFORE IT IS RECORDED. ADDITIONALLY, THE SIDEWALK ALIGNMENT WILL SHIFT ALONG WITH THE RIGHT-OF WAY. IF A FINAL ALIGNMENT IS NOT DETERMINED PRIOR TO THE COMPLETION OF CONSTRUCTION ACTIVITIES THE DEVELOPER WILL BOND FOR THE SIDEWALK IMPROVEMENTS. 11.A VINYL FENCE SHALL BE INSTALLED, BY THE INDIVIDUAL LOT OWNERS, ALONG PROPERTY LINES THAT ARE ADJACENT TO RESIDENTIAL ZONES/USES. 12.A PERMIT WILL BE OBTAINED BY FORT HALL IRRIGATION TO INSTALL THE CANAL CULVERT & CROSSING. 15' PUBLIC UTILITY & ACCESS EASEMENT 15' PUBLIC UTILITY & ACCESS EASEMENT (SEE NOTE 10) EXISTING WASTE CANALEXISTING WASTE CANAL 10' ASPHALT PEDESTRIAN PATH (SEE NOTE 10)10' ASPHALT PEDESTRIAN PATH (SEE NOTE 10) 1070 Hiline Rd, Suite 325 Pocatello, Idaho 83201 knudsen-eng.com February 10, 2021 City of Chubbuck – Development Services Division 290 East Linden Avenue Chubbuck, Idaho 83202 SUBJECT: Legacy Park - Preliminary Plat Narrative PURPOSE The intent of this narrative is to provide a description of the Legacy Park development and to facilitate its approval. The preliminary plat was designed to meet all the applicable City of Chubbuck standards and requirements. PROPERTY BACKGROUND The subject property is a 12.61-acre parcel of undeveloped land located 400 feet south of New Day Parkway and east of Yellowstone Avenue. The subject property has been recently annexed into the City of Chubbuck and is zoned Commercial General (C-2). The ground surface is relatively flat, sloping east to west and falls approximately 3 feet across the property. Fort Hall Irrigation has a waste canal along the property’s western boundary with the canal’s bottom being around 6 feet lower than Yellowstone Avenue. The Idaho Transportation Department (ITD) has approach restrictions along Yellowstone Avenue and has identified Briscoe Road as the only point Legacy Park can utilize as access into the property. ITD is also in the planning and design phase of a project to widen and improve this area of Yellowstone Avenue, but actual construction may not begin for 2-4 years. Culinary water will be provided by the City of Chubbuck, and our proposal shows that we are tying into the existing water mains at the intersection of Yellowstone Avenue & Briscoe Road. Sanitary sewer will also be provided by the City of Chubbuck with our mainline connection at the existing manhole east of the Yellowstone/Briscoe intersection and the waste canal. Irrigation water is available through Fort Hall Irrigation with the point of service located further to the northeast. Main lines and services will be installed dry and become active in a future phase when the pump station is constructed further towards the northeast. Joint trench utilities (power, gas, fiber, ect.) are available both above and below ground along Yellowstone Avenue. PROPOSAL INFORMATION Our proposal is to develop a 12.61-acre parcel of land into 11 new lots to help meet the current market demand. This project would transition the existing dense residential uses south of the development with the more industrial uses to the north of New Day Parkway, while still being in line with the Yellowstone Commercial Corridor detailed in the Comprehensive Plan for the City of Chubbuck. City of Chubbuck – Development Services Division Legacy Park - Preliminary Plat Narrative February 10, 2021 Page 2 The envisioned uses of the commercial area could be a mix of storefronts, convenience stores, offices, and yard, repair, or storage facilities. These areas are configured in a way that we can easily adjust the layout or further subdivide the current configuration without having to demolish the infrastructure built in this proposal. However, any further subdivision would still need to be done according to city procedures. The individual lots will be responsible for handling their own storm water runoff, which will be considered during the building permit process. ROADWAYS SECTIONS Our proposal consists of two street sections, the 66’ R-O-W public collector section and the 24’ wide shared access road section. Each section is depicted graphically on the preliminary plat and further detailed below: 66’ R-O-W Public Collector: Consists of a 48’ wide asphalt and ribbon curb road (measured between opposing back of curbs) with a 9’ wide drainage swale on each side. A 5’ sidewalk will be constructed just outside the R-O-W line at the time of each individual lot construction. A 15’ public utility & access easement will be placed outside of the R-O-W. 24’ Shared Access Road: Consists of a 24’ wide asphalt strip with utility mainlines being constructed off to the side. A public utility & access easement will encompass these items, being 60’ wide on the north access and 55’ wide on the south access. The developer will install this access road, as shown on the preliminary plat, as part of the development. The individual lots will tie into this section and incorporate it into their parking layout. UTILITIES As part of our proposal all commercial lots will receive culinary water, sanitary sewer, and pressurized irrigation services. The public utility & access easement along the north shared access will be extended to the north development boundary line to allow the adjacent owner opportunities to connect into and loop the culinary water further. The eastern end of Briscoe road will have utility lines extended past the development boundary and placed within a temporary utility easement for access and maintenance. The Sanitary Sewer will connect and ultimately drain into the existing sewer manhole at Briscoe Road east of the waste canal. The lots along Yellowstone Avenue will have their sewer services tie directly into this line. Stormwater runoff for public roadways will be held in roadside swales. All commercial areas will be responsible for retaining their own stormwater runoff. A shallow temporary swale will be constructed along one side of the shared access easement to facilitate its runoff until the final system is in place. Pressurized Irrigation main lines and service points will be installed dry within the development. A pumping and delivery system will be designed in a future phase and constructed near the point of service further to the northeast near the intersection of New Day Parkway and the railroad. Once this system is implemented all lots will be required to connect into it for landscaping City of Chubbuck – Development Services Division Legacy Park - Preliminary Plat Narrative February 10, 2021 Page 3 irrigation. YELLOWSTONE AVENUE IMPROVEMENTS As it stands, Yellowstone Avenue is under the jurisdiction of the Idaho Transportation Department (ITD), and the work done within their R-O-W will require a permit. We have had discussions with ITD staff and will submit the permit once design documents have been produced and available. ITD is also currently in the planning process of a project to widen the section of Yellowstone Avenue that our development fronts. We do not currently have definitive information regarding how much additional R-O-W they will need for this project. However, we intend to dedicate this additional width to the public. We are currently showing the maximum amount of R-O-W that ITD indicated they may need. The final width is likely to be less than what is shown and will be updated prior to the recording of the final plat. Additionally, we have coordinated with City staff and agreed to partner in the construction of a 10’ wide asphalt pedestrian path that runs parallel to the Yellowstone Avenue. The actual location of this path is still unknown and is shown on the preliminary plat to be just inside the R- O-W line of Yellowstone Avenue. If a location cannot be agreed upon prior to the conclusion of construction activities the developer will bond for these improvements. The canal crossing required for our proposal must be completed prior to it receiving irrigation water. Our current goal is to have this portion of the development finished by mid-March. This will require a separate permit from Fort Hall Irrigation, which is currently being finalized, and likely to require a separate grading permit from the City. If you have any questions regarding this request, please give me a call at (208) 417-0522. Sincerely, KNUDSEN ENGINEERING, LLC Tyson Lee Knudsen, PE Principal Engineer PN: 2021020 Doc: Preliminary Plat Narrative2.docx 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us Exhibit 5a: Comprehensive Plan Future Land Use Map Legacy Park 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us Exhibit 5b: Current Zoning Legacy Park 290 E. Linden Avenue, Chubbuck, ID 83202 208.237.2430 – Fax 208.237.2409 www.CityofChubbuck.us Exhibit 6: Evidence of Notice a. Site Posting b. Agency notices on file with staff a. Site Posting Sign posted January 18, 2022 Yellowstone Ave. @ Briscoe Road